Miami Beach vs South Beach—What’s the Difference & Where Should You Live?

by Barbara Ciaccio Morales

When looking for an apartment or condo, many people are unsure about the distinction between Miami Beach and South Beach. Where does one start and the other end? For many, South Beach is the vibrant, glamorous, and lively spot they visit for a weekend getaway, but it can also be an incredible place to live—whether renting or buying a condo, depending on your preferences. So, what exactly is Miami Beach? It’s quite straightforward. Miami Beach is a full-fledged city, and South Beach is just one of its neighborhoods.

Choosing where to live isn’t about picking one over the other. Instead, it’s about exploring the various neighborhoods within Miami Beach and understanding what makes South Beach stand out, earning its iconic reputation. In this article, we'll delve into both aspects, helping you determine if South Beach is the right neighborhood for your next apartment or condo.

— What is the Difference Between Miami Beach and South Beach?

To put it simply, Miami Beach is a city in Miami-Dade County and South Beach is a neighborhood within Miami Beach. South Beach begins at the southernmost tip of the island and ends on the north at 23rd St. In addition to their geographical differences, let’s look into other aspects that may sway you from one place to the other when looking for a condo.

— Where to Live in Miami Beach?

Miami Beach is a sunny, laid-back subtropical island located just a stone’s throw from the city of Miami across Biscayne Bay. It stretches from South Pointe Park on its southernmost tip to 87th St in the north, and borders with the Atlantic Ocean to the east and Biscayne Bay to the west. With its linear shape, the island naturally lends itself to incredible waterfront living options with stunning views from both sides.

While all of Miami Beach is known for its amazing beaches and relaxed lifestyle, there are three distinctly marked neighborhoods within the island: South Beach, Mid-Beach, and North Beach. So what is the nicest area in Miami Beach? As we explained in our video about the Miami Beaches, each one is unique unto itself, characterized by subtle differences in architectural styles, cost of living, neighborhood characteristics, and types of businesses. It depends on what you’re looking for because each of the neighborhoods has its cultural flavor and way of living.

Here’s a little summary of Miami Beach’s three main neighborhoods.

Getting to Know North Beach

Of the three areas, North Beach has the fewest tourists, the least amount of traffic, and so is generally less busy, and less expensive than South or Mid Beach, making it a favorite among locals, young families, and young professionals. It also has the least crowded beaches and the lovely North Shore Park, with volleyball courts and the bandshell, with live outdoor music several times a month.

Housing options are mostly small to midsize condo buildings, many with ocean or bay views. Lately, there has been more interest in developing this area of Miami Beach, with upscale condos like 72 Park almost ready for delivery and others like Ella Miami Beach and Palma Miami Beach—all of which allow short-term rentals—under development.

However, because it is the least developed of the three neighborhoods, it is the oldest too. There are still many buildings and small, two-story apartment and condo complexes from the 1930s to 1950s, including some architectural Art Deco gems. But they may not be renovated. And there is less retail here as well.

What About Mid-Beach?

Finding a middle ground between North Beach’s peace and South Beach’s happening scene, Mid-Beach offers a more upscale alternative where you can find legendary hotels of Millionaire’s Row with their luxurious spas, bars, and restaurants, similarly built beachfront condo buildings from the 1950s, 60s and 80s, as well as private golf courses and marinas to enjoy the outdoors.

While much of South Beach and North Beach are defined by Art Deco architecture dating back to the 1930s, Mid Beach is an eclectic mix of residential Art Deco interspersed with Mid-Century Modern. Home to 1950s architectural masterpieces such as the famed Fontainebleau, you’ll also find luxurious oceanfront condo towers, like Faena Mar and 57 Ocean, or new ultra-luxury beachfront pre-construction condos like The Perigon or Aman Tower.

The southern part of Mid-Beach has also transformed due to the addition of the Faena District and other ultra-luxury boutique condos and hotels like The Residences at the Miami Beach Edition. Mid-Beach is also home to many luxurious single-family home neighborhoods highly popular for families and executives, including La Gorce Island and Country Club.

— Why Live in South Beach?

For those who want to experience the neighborhood with the most upbeat, dynamic, and fun-filled lifestyle in South Florida, there is no other area that can compete with South Beach, the liveliest, most dense, and most touristy neighborhood in Miami Beach, and arguably, in all of Miami.

Affectionately called SoBe, this is a bustling area with all-night wining and dining options, an urban enclave where walkability rules and beachside living is the law of the land. Quiet in the early morning and festive most of the night long, South Beach is perfect for urbanites who enjoy an active lifestyle and want to eat, drink, party, play outdoors, and shop, as well as enjoy cultural amenities, without ever having to really drive anywhere. We admit though, most people living on South Beach have a car to get to mainland Miami and other nearby areas.

It also has some more residential areas, namely on the western side facing Biscayne Bay, which makes it a popular choice for both part-time and full-time residents, offering easy access to Edgewater, Downtown Miami and Brickell via two causeways.

Business and Shopping

Being one of the most touristy neighborhoods in Miami, South Beach has plenty of small to mid-size businesses that are primarily in the hospitality industry, like restaurants, bars, hotels, spas, etc. along with some service-based businesses, like lawyers, dentists, or doctors. You won’t find big headquarters or international corporations like you do in Brickell, but it is still a pretty dynamic area.

In the shopping department, South Beach has plenty of options starting with the open-air mall on Lincoln Road, where you’ll find all sorts of big-name brands, high-end boutiques, as well as galleries and plenty of restaurants. There are also some big-name brands like Target, Best Buy, and Macy’s, and some smaller boutique stores, particularly around West Avenue.

Walkability and Transportation

All of Miami Beach is very walkable, but South Beach in particular is a car-free haven. Everything is very close together and you’ll see lots of other people take advantage of this walking, biking, or skating everywhere around you. It is also easy to get around to the other neighborhoods on the island using the free Trolley service or one of the many buses.

Parks and Greenspace

South Beach is all about waterfront living, with direct access to the Atlantic Ocean, Biscayne Bay, and beach parks such as South Pointe Park, where the ocean meets the bay. You can also try fishing, kayaking, paddle boarding, and jet skiing, as well as swimming at various waterfront locations.

Flamingo Park has a great public pool as well as tennis, soccer, handball, and basketball courts, and Lummus Park features areas for skateboarding, rollerblading, and kids’ playgrounds, as well as direct ocean beach access. There’s also a public golf course, Miami Beach Golf Club, just at the border of South Beach and Mid-Beach on Alton Road.

Arts and Culture

South Beach is one of the most happening places in all of Miami in regards to arts and culture. Around Collins Park, you’ll find the newly-renovated Bass Museum of Art in the famed Art Deco District, where the unexpected may always be expected, particularly during the yearly Art Basel and Miami Art Week festivities.

Nearby is the gorgeous New World Symphony Plaza, designed by Frank Gehry, where you can watch giant wallcasts or projections of classic films as you stroll along the street, or attend a concert at the Fillmore, once the famed Jackie Gleason Theater.

Other yearly events include Design/ Miami, The Food Network’s South Beach Wine and Food Festival, Fashion Week Miami, which features the latest in beachwear, and several fitness events and music festivals that happen several times a year.

Finally, South Beach is also home to Oolite Arts, which hosts an array of subsidized artist studios that are open to the public and the Florida International University Wolfsonian Museum and Library. Also, South Beach’s long-running Winter Antiques Mall on Lincoln Road has been a favorite for decades.

Eating and Going Out

The sheer number of tourists that visit South Beach each year means that you’ll have an endless variety of dining options year-round only steps away from your condo, including a couple of Michelin-starred restaurants like Stubborn Seed and The Den. For a more relaxed environment, try the happy hour on the bay at The Standard Hotel.

And if partying or having a drink is your preferred plan, South Beach is where you’ll want to be. Famous clubs like Liv in Mid-Beach, Do Not Sit On The Furniture, and Nikki Beach welcome guests who aren’t afraid to dance all night long.

South Beach Schools

Being the international tourist hotspot that it is, South Beach has plenty of condos, vacation rentals, and hotels, but fewer schools compared to some other Miami neighborhoods.

It is served by South Pointe Elementary School, North Beach Elementary School (in Mid-Beach) and Fienberg Fisher K-8 School, as well as Nautilus Middle School in Mid-Beach, and Miami Beach Sr. High, and private schools such as St. Patrick’s Catholic School and the Hebrew Academy.

Architecture and Housing

The elegant South-of-Fifth (SoFi) district is known for its classic Art Deco architecture, residential quality of life, and quiet, off-the-beaten-path charm. This elite neighborhood is only steps from the bustle of Ocean Drive and the many restaurants and nightclubs that South Beach is known for but provides a quieter, more luxurious yet more laid-back lifestyle.

For this reason, South of Fifth is one of the Beach’s most desirable neighborhoods, offering condos with dazzling ocean views and luxurious amenities, like Apogee, Continuum I, and Continuum II, or the pre-construction Five Park.

Along West Avenue, beautiful bayfront condo towers with breathtaking ocean views abound, for those who seek a healthy and active lifestyle with all sorts of shops and restaurants to walk to. The nearby Sunset Harbour area, completely redeveloped in the 2000s from a commercial warehouse neighborhood into a well-received mix of great restaurants, boutiques, and trendy gyms, also offers luxury condo options replete with all of today’s most coveted amenities.

Cost of Living

South Beach listings average about $784,808 or $551 per square foot, but luxury properties may list for as much as $42,500,000 or $22,959 per square foot. Still, affordable options, as well as single-family homes or bungalows are available.

— So, Which is Better, South Beach or Miami Beach?

Deciding where to buy your condo comes down to what resonates with you the most in the South Beach vs Miami Beach debate. Do you want to be in the middle of it all with restaurants, clubs, and shops within walking distance? Then South Beach might be perfect for you! Or do you prefer a quieter area with pristine beaches and a more relaxed lifestyle? Then the other neighborhoods in Miami Beach are worth exploring.

Whichever you choose, remember that buying a condo in Miami is always a good idea and we’re here to help you in that search, whether you’re looking for a second home, a primary residence, or an investment property. Just give us a call or shoot us an email and one of our expert agents will gladly help you explore all the options.